THE MONTHLY PERSPECTIVE : October 2026 | Los Angeles Real Estate

As we approach the end of the year, the Los Angeles real estate market continues to tell a few distinct stories. Homes between $1 million and $4 million are attracting solid buyer interest, while properties above $4 million are moving at a considerably slower pace.

But October's most revealing story may be about pricing. Across nearly every price point, the gap between what sellers initially ask and what buyers ultimately pay tells us a great deal about today's market. And at the highest price points, that gap can be particularly significant.

Two Markets, Two Different Paces

Above $4 million, new contract activity declined 20% from September, reflecting a quieter market as we approach year-end.

Between $1 million and $4 million, nearly one in three publicly marketed homes sold above their final asking prices, compared with fewer than one in five above $4 million.

The difference in marketing time is equally telling. Homes between $1 million and $4 million took a median of 74 days from their initial listing to closing, compared with 130 days above $4 million.

When Aspirational Pricing Becomes Costly

A closer look at October's sales reveals how dramatically pricing outcomes can change when a property remains on the market for six months or longer.

Among homes that took at least six months to sell, the average discount from their original asking prices was:

• 1M–4M: 15.5%

• 4M–10M: 14.2%

• 10M–20M: 25.7%

• $20M+: 20.4%

The $10 million to $20 million segment stands out. Nearly every home in this range sold below its original asking price, with a typical selling period of approximately seven months.

These findings underscore the potential cost of aspirational pricing. Starting too high can discourage early interest, extend the marketing period, and ultimately lead to a lower selling price than a more realistic initial strategy might have achieved.

A New Listing Doesn't Erase the Past

Another trend worth watching is the number of homes being withdrawn from the market and subsequently relisted.

In October, 39% of publicly marketed homes sold above $4 million had previously been taken off the market and relisted.

While relisting can be a useful strategy, buyers can still see a property's history. Simply relisting a home doesn't automatically change how buyers perceive its value.

Buyers Are Still Willing to Compete

Despite the slower pace at higher price points, well-positioned homes continue to attract interest. In October, properties such as448 21st Street in Santa Monica and1259 Roanoke Road in San Marino sold above their final asking prices.

The contrast is important. Buyers haven't disappeared; they're simply more selective about where they're willing to commit.

Looking Ahead

As we move toward the holidays, I expect activity to remain relatively subdued, consistent with the usual seasonal slowdown.

For buyers, a slower market may create negotiating opportunities. For sellers, reduced competition can work in their favor, provided their pricing reflects current market conditions.

My perspective: The highest asking price doesn't necessarily produce the highest selling price. October's results reinforce something I've long believed: aspirational pricing can be costly at any price point. Rather than achieving a premium, sellers who start too high may ultimately accept less than they could have achieved with a more realistic pricing strategy from the outset.

Every property has its own dynamics, but understanding how buyers are responding to pricing is essential when deciding how to position a home.

As always, I'm happy to share my perspective on your neighborhood or discuss what these trends may mean for your real estate plans.

Warmly,

Marcy Roth
Managing Director, California Division
Eklund | Gomes
Douglas Elliman Real Estate